Buying & Selling
Your estate agent doesn't know what your STL is worth
Traditional residential valuations ignore the earning potential, licensing value, and operational premium of a short-term let. A property generating £30,000+ per year in STL income is worth significantly more than its residential valuation — but most agents don't understand this.
The STL Valuation Problem
Residential valuations undervalue STLs
A standard residential valuation looks at comparable sales of similar properties in the area. It ignores the fact that your property has an active STL licence, established booking history, proven income stream, and operational infrastructure. A flat valued at £250,000 as a residential property could be worth £300,000+ as a going-concern STL business.
The licensing premium
With a 90% planning refusal rate in Edinburgh and increasing restrictions across Scotland, an existing STL licence with planning permission is becoming a scarce and valuable asset. Buyers will pay a premium for a property they can operate immediately — without the risk, cost, and 6-9 month wait of a new licence application.
The mortgage disconnect
Most residential mortgage lenders and surveyors value STL properties using residential comparables. Specialist STL valuations consider income yield, occupancy rates, and the capitalised value of the business — often producing a significantly higher figure. See our mortgage advice →
Selling Your STL Property
When you sell an STL property, you're not just selling bricks and mortar — you're selling a licensed, income-generating business. We help you realise the full value.
STL Business Valuation
We assess the true value of your STL operation — licence, planning status, booking history, income, occupancy, and operational setup. Not just residential comparables.
Access to Our Investor Pool
We have a pool of active investors specifically looking for STL properties and portfolios. Direct access means faster sales, often at better prices than the open market.
Licence & Planning Due Diligence
We prepare a complete compliance pack — licence status, planning position, CLUD if applicable, and regulatory outlook — giving buyers confidence to pay the full asking price.
Transaction Management
We guide the licence transfer process, advise on timing, and ensure continuity of bookings through the sale — protecting value for both parties.
Buying an STL Property
Buying an STL is not the same as buying a residential property. The licensing status, planning position, and regulatory outlook can make or break the investment.
Pre-Purchase Due Diligence
We check the licensing history, planning status, control area implications, enforcement risk, and regulatory outlook before you commit.
Licensing Feasibility
Can you get a licence for this property? Is planning permission needed? What are the realistic chances? We assess before you buy.
Income Verification
We review booking history, platform performance, occupancy rates, and revenue claims to verify the seller's income figures.
Mortgage Guidance
We connect you with specialist STL mortgage brokers who understand the sector. The wrong mortgage can cost you thousands.
Tax Implications When Buying or Selling
The abolition of the FHL regime has changed the economics of STL transactions:
- Business Asset Disposal Relief gone: Selling an STL no longer qualifies for the reduced 10% CGT rate. Standard rates of 18%/24% now apply
- Capital gains rollover relief lost: You can no longer defer CGT by reinvesting into another STL
- Buyers: Capital allowances on furniture and equipment can no longer be claimed — factor into purchase price
- LBTT vs SDLT: Scottish properties attract LBTT (with Additional Dwelling Supplement), English properties attract SDLT — both affect the economics
These changes make expert tax advice essential before any STL transaction. See our accounting services →
STL Investment Opportunities
The short-term let sector offers some of the strongest returns in UK property — but only if you understand the regulatory landscape and choose the right opportunities.
We work with investors across a range of STL investment opportunities:
Individual Properties
Licensed, income-producing STL properties ready to operate from day one.
Portfolio Acquisitions
Multi-property STL portfolios with established booking history and operational infrastructure.
Development Opportunities
Properties suitable for conversion to STL use — with our licensing and planning expertise to de-risk the process.
Joint Ventures
Co-investment opportunities with experienced operators, combining capital with operational expertise.
What we bring: 9+ years of STL expertise, licensing and planning capability across all 32 Scottish councils, and a deep understanding of the regulatory environment. We de-risk the investment by ensuring compliance from day one.
Minimum investment: £50,000. Opportunities range from single-property purchases to multi-unit development projects.
Buying, selling, or investing in STL property?
Whether you're selling for maximum value, buying with confidence, or looking for investment returns — we provide the STL expertise that traditional agents can't.